The Fair Share Report
4 Pine Ct
Bedminster, NJ 07921
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $382,704 – $449,102, from 12 comparable Bedminster sales in the past 18 months, at this home's 1,000 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Bedminster assessments sit below market value — republished every October, applied town-wide. A $419,103 home should be assessed near $415,918.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $64,218 below what the ratio math suggests (15.4%).
Step 4 · The tax rate — same for every Bedminster home
$0.618 Schools · 51% $0.301 County · 25% $0.285 Town · 24%
This home's own bill implies $1.123 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bedminster sale · assessed ÷ market
73%107%
Paying about right
This home's ratio lands inside Bedminster's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 25 ACADEMY COURT | 2026-03 | $360,000 | 1,006 | 99.0% |
| 25 ACADEMY COURT | 2025-01 | $300,000 | 1,006 | 118.8% |
| 1 DANBURY COURT | 2026-06 | $385,000 | 1,006 | 94.7% |
| 36 ENCAMPMENT DRIVE | 2026-01 | $391,000 | 1,006 | 91.1% |
| 19 PHEASANT BROOK COURT | 2025-06 | $450,000 | 1,002 | 97.8% |
| 29 WOOD DUCK POND ROAD | 2025-01 | $485,000 | 1,002 | 95.5% |
| 20 CRESTMONT ROAD | 2026-06 | $418,000 | 1,022 | 84.7% |
| 25 CRESTMONT ROAD | 2026-03 | $475,000 | 1,026 | 87.2% |
| 31 BENTLEY COURT | 2025-01 | $430,000 | 1,026 | 100.7% |
| 5 BENTLEY COURT | 2025-01 | $445,000 | 1,026 | 97.3% |
| 18 WENTWORTH ROAD | 2025-04 | $380,000 | 977 | 94.2% |
| 33 FOXWOOD COURT | 2026-06 | $420,000 | 943 | 92.2% |
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